How's the real estate market doing in Sihanoukville? (2026)

Authored by the expert who managed and guided the team behind the Cambodia Property Pack

Get all the data you need about the real estate market in Sihanoukville

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Sihanoukville. If you’d like to learn more about us, you can check our presentation page.

How’s the real estate market going in Sihanoukville in 2026?

What's the average days-on-market in Sihanoukville in 2026?

As of 2026, the estimated average days-on-market for ordinary residential properties in Sihanoukville is about 180 to 270 days, because buyers are cautious and many sellers still ask for prices from a stronger market.

For most typical listings in Sihanoukville in 2026, a realistic selling time is around 90 to 150 days for well-priced beachfront units and more than 12 months for overpriced, unfinished, or poorly managed condos.

This is a little better than one or two years ago, but Sihanoukville residential property is still much slower to sell than in a normal liquid market because old oversupply has not fully cleared.

Are properties selling above or below asking in Sihanoukville in 2026?

As of 2026, the estimated sale-to-asking price ratio for residential properties in Sihanoukville is about 85% to 92%, which means most buyers negotiate a discount before agreeing to buy.

Based on current market depth, we estimate that only about 5% to 10% of Sihanoukville homes sell above asking, while around 90% or more sell at or below asking, with medium confidence because public sold-price data is limited.

The only Sihanoukville properties likely to attract near-asking or above-asking offers are completed beachfront condos in Otres Beach, Independence Beach, Ochheuteal, and Sangkat Buon when the price is already realistic.

By the way, you will find much more detailed data in our property pack covering the real estate market in Sihanoukville.

What kinds of residential properties can I realistically buy in Sihanoukville?

What property types dominate in Sihanoukville right now?

The Sihanoukville residential market in 2026 is mainly made of condos and apartments for foreign buyers, followed by houses, villas, and some landed property that foreigners usually cannot own directly.

Condos represent the largest foreign-accessible share of the Sihanoukville property market because Cambodia allows foreigners to own private units in qualifying co-owned buildings.

This condo-heavy market exists because the Chinese casino boom created many high-rise projects, and the later slowdown left Sihanoukville with a large amount of completed, nearly completed, and stalled apartment-style stock.

If you want to know more, you should read our dedicated analyses:

• How much should you pay for a house in Sihanoukville?
• How much should you pay for an apartment in Sihanoukville?
• How much should you pay for a villa in Sihanoukville?
• How much should you pay for a condo in Sihanoukville?
• How much should you pay for lands in Sihanoukville?

Are new builds widely available in Sihanoukville right now?

New-build and nearly new properties likely represent around 35% to 50% of visible residential listings in Sihanoukville in 2026, but many are in projects with weak absorption or uncertain management.

As of 2026, the highest concentration of new-build developments in Sihanoukville is around Otres Beach, Independence Beach, Ochheuteal, Sangkat Buon, and the city core near completed high-rise clusters.

Which neighborhoods are improving fastest in Sihanoukville in 2026?

Which areas in Sihanoukville are gentrifying in 2026?

As of 2026, the clearest gentrification-style areas in Sihanoukville are Otres Beach, Independence Beach, Sangkat Buon, Ochheuteal, Serendipity Beach, and selected parts of Victory Hill.

The visible changes in these Sihanoukville neighborhoods include more completed condo buildings, renovated beach businesses, better-known hotel brands, cleaner frontage near the coast, and more mixed local and foreign tenants.

Over the past two to three years, the better completed projects in these improving Sihanoukville neighborhoods likely appreciated about 5% to 12%, while weaker buildings outside the main demand zones stayed flat or fell.

By the way, we’ve written a blog article detailing what are the current best areas to invest in property in Sihanoukville.

Where are infrastructure projects boosting demand in Sihanoukville in 2026?

As of 2026, infrastructure is boosting housing demand most clearly near the Sihanoukville port corridor, Victory Hill, Sangkat Buon, the city center, Ream, and areas connected to Sihanouk International Airport.

The main projects are the Sihanoukville Autonomous Port expansion and master plan, airport route recovery, road improvements, special economic zone activity, and wider logistics investment tied to Cambodia’s only deep-sea port.

The port master-plan work is planned over about 24 months from 2025, while airport and logistics improvements are gradual, so buyers should expect a multi-year effect rather than instant price growth.

In Sihanoukville, infrastructure announcements may add 3% to 8% to nearby buyer interest, but completed and operating infrastructure usually matters more and can support 5% to 15% stronger prices in the best micro-locations.

What do locals and insiders say the market feels like in Sihanoukville?

Do people think homes are overpriced in Sihanoukville in 2026?

As of 2026, many locals and market insiders think weak Sihanoukville condos are still overpriced, while completed beachfront units can be fair value when sellers accept the new post-boom reality.

People who say Sihanoukville homes are overpriced usually point to empty towers, slow resales, high management uncertainty, many listings online, and asking prices that do not match local wages.

The main counterargument is that Sihanoukville already corrected sharply from the casino-boom peak, while the port, beaches, airport, and tourism recovery give good buildings a real reason to hold value.

The price-to-income ratio in Sihanoukville is still high compared with what local Cambodian households can afford, so foreign, business, and rental demand matter more than local salaries alone.

What are common buyer mistakes people regret in Sihanoukville right now?

The most common buyer mistake in Sihanoukville is buying a cheap-looking condo in an unfinished or badly managed tower without checking title, occupancy, maintenance fees, and the sinking fund.

The second common mistake is buying too far from real demand in inland or half-developed areas, then discovering that a discounted unit can still be very hard to rent or resell.

If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Sihanoukville.

It’s because of these mistakes that we have decided to build our pack covering the property buying process in Sihanoukville.

How easy is it for foreigners to buy in Sihanoukville in 2026?

Do foreigners face extra challenges in Sihanoukville right now?

Foreigners face a medium to high difficulty level when buying property in Sihanoukville, because legal condo ownership is possible but safe due diligence is much harder than in a mature market.

The key restriction is that foreigners can usually own qualifying private units in co-owned buildings, but foreigners cannot freely own Cambodian land and must verify strata title, floor level, and foreign ownership quota.

The practical challenges in Sihanoukville are unfinished projects, unclear building management, Khmer-language documents, developer promises that need verification, and remote buyers relying too much on agents or glossy project brochures.

We will tell you more in our blog article about foreigner property ownership in Sihanoukville.

Do banks lend to foreigners in Sihanoukville in 2026?

As of 2026, mortgage financing for foreign buyers in Sihanoukville is available only selectively, so a foreign buyer should assume cash or a large deposit will be needed.

Typical foreign-buyer financing in Sihanoukville is likely around 40% to 60% loan-to-value when available, with interest often in the high single digits or low double digits depending on borrower profile and bank policy.

Banks usually ask for strong income proof, passport and residency documents, employment or business evidence, bank statements, property documents, valuation, and sometimes a Cambodian spouse or local co-borrower.

You can also read our latest update about mortgage and interest rates in Cambodia.

We made this infographic to show you how property prices in Cambodia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

How risky is buying in Sihanoukville compared to other nearby markets?

Is Sihanoukville more volatile than nearby places in 2026?

As of 2026, Sihanoukville residential property is roughly 1.5 to 2 times more volatile than Phnom Penh condos and about 2 to 3 times more volatile than steadier owner-occupier markets like Kampot or Kep.

Over the past decade, Sihanoukville saw a much sharper boom and bust than those nearby markets because casino demand, Chinese capital, online-gambling policy, tourism, and unfinished towers all moved at the same time.

If you want to go into more details, we also have a blog article detailing the updated housing prices in Sihanoukville.

Is Sihanoukville resilient during downturns historically?

Sihanoukville property values have been less resilient during downturns than Phnom Penh because Sihanoukville relies more on tourism, foreign investors, casinos, logistics cycles, and confidence in unfinished projects.

During the post-boom downturn after the online-gambling shock and pandemic period, weak Sihanoukville condo prices appear to have fallen by roughly 25% to 50%, and full recovery is still not complete in 2026.

The Sihanoukville properties that have held value best are completed beachfront condos in Otres Beach and Independence Beach, practical units in Sangkat Buon, and housing linked to the port-city employment corridor.

How strong is rental demand behind the scenes in Sihanoukville in 2026?

Is long-term rental demand growing in Sihanoukville in 2026?

As of 2026, long-term rental demand in Sihanoukville is growing slowly, with the best completed units likely seeing 3% to 6% rent growth while weak buildings remain flat.

The main long-term tenants in Sihanoukville are port and logistics workers, Cambodian professionals, tourism staff, small business owners, expats, NGO workers, and some foreign managers linked to the SEZ economy.

The strongest long-term rental demand in Sihanoukville is in Sangkat Buon, the city center, Victory Hill, the port corridor, and completed condo clusters near Independence Beach and Ochheuteal.

You might want to check our latest analysis about rental yields in Sihanoukville.

Is short-term rental demand growing in Sihanoukville in 2026?

Short-term rentals in Sihanoukville are affected mainly by business licensing, building rules, tax compliance, and condominium management policies, so owners should check the project rules before assuming Airbnb use is allowed.

As of 2026, short-term rental demand in Sihanoukville is improving from a weak base in the best beach areas, but national tourism data in early 2026 is mixed and owners should not assume a full return to the 2018 to 2019 peak.

The current estimated average occupancy rate for well-located Sihanoukville short-term rentals is about 40% to 55% across the year, with stronger performance near Otres Beach, Independence Beach, Ochheuteal, Serendipity, and island-transfer routes.

The main short-term guests in Sihanoukville are Cambodian weekend travelers, Chinese and regional visitors, casino and business travelers, island-bound tourists, and a small number of longer-stay digital nomads.

By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Sihanoukville.

We made this infographic to show you how property prices in Cambodia compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.

What are the realistic short-term and long-term projections for Sihanoukville in 2026?

What's the 12-month outlook for demand in Sihanoukville in 2026?

As of 2026, the 12-month demand outlook for residential property in Sihanoukville is mildly positive for completed, well-located units and still weak for unfinished or badly managed buildings.

The main factors that will influence Sihanoukville housing demand over the next 12 months are tourism recovery, China-linked demand, bank credit conditions, port activity, local confidence, and Cambodia’s slower 2026 growth outlook.

For the next 12 months, we expect good completed Sihanoukville condos to move from flat to about 3% higher, while weak resale units may stay flat or fall by up to 5%.

By the way, we also have an update regarding price forecasts in Cambodia.

What's the 3-5 year outlook for housing in Sihanoukville in 2026?

As of 2026, the 3-5 year outlook for Sihanoukville housing is cautiously positive, with good completed condos likely to average about 3% to 6% yearly growth if tourism and logistics keep recovering.

The major projects shaping Sihanoukville over the next 3-5 years are the port master plan, logistics-hub development, special economic zone activity, airport route recovery, road upgrades, and gradual reuse of unfinished buildings.

The biggest uncertainty is whether Sihanoukville can turn infrastructure and tourism recovery into real residential absorption before weak developers, cautious banks, or another external shock slow the market again.

Are demographics or other trends pushing prices up in Sihanoukville in 2026?

As of 2026, demographics are helping Sihanoukville housing only modestly, because the local population alone cannot absorb the condo overhang without support from tourism, logistics, and foreign demand.

The most important demographic shifts in Sihanoukville are worker migration linked to the port and SEZ, returning tourism employment, Cambodian urban migration, and foreign residents connected to business and hospitality.

The non-demographic trends pushing some Sihanoukville prices up are beach lifestyle demand, port-led logistics growth, selective Chinese capital returning, airport connectivity, and buyers looking for discounted coastal condos.

These pressures should continue for several years, but the effect will remain uneven because completed beachfront and port-linked units benefit much more than isolated or unfinished projects.

What scenario would cause a downturn in Sihanoukville in 2026?

As of 2026, the most likely downturn scenario for Sihanoukville is a confidence shock where tourism weakens, China-linked demand slows, banks tighten lending, and distressed sellers cut prices.

The early warning signs would be more unfinished buildings coming back onto the market, longer selling times, fewer airport arrivals, falling rents in beach zones, higher mortgage stress, and bigger discounts on resale condos.

A realistic Sihanoukville downturn could push weak stock down another 10% to 20%, while the best completed beachfront and port-linked units would likely fall less because they have clearer use and rental demand.

What sources have we used to write this blog article?

Whether it’s in our blog articles or the market analyses included in our property pack about Sihanoukville, we always rely on the strongest methodology we can, and we don’t throw out numbers at random.

We also aim to be fully transparent, so below we’ve listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.

Source	Why this source is useful	How we used this source
National Bank of Cambodia, Financial Stability Review 2025	It is Cambodia’s central-bank view of banking risk, credit stress, construction, real estate, and property-related loans.	We used it to judge mortgage availability, credit caution, and real-estate downside risk. We cross-checked it with IMF and World Bank data before drawing conclusions about Sihanoukville.
Knight Frank Cambodia Real Estate Highlights H1 2025	Knight Frank is a major international real-estate consultancy with direct Cambodia market coverage.	We used it for Sihanoukville residential supply, prices, new launches, and market tone. We gave it strong weight because official city-level transaction data is limited.
Knight Frank Cambodia Real Estate Highlights H2 2025	It updates the professional market series into late 2025 and gives useful national property-cycle context.	We used it to check whether Cambodia’s property cycle was improving or still weak before 2026. We did not use it alone for Sihanoukville-specific numbers.
Realestate.com.kh Sihanoukville condo listings	It is one of Cambodia’s largest public property portals and shows current asking-price evidence.	We used it to understand the visible condo and apartment market in Sihanoukville. We treated it as asking-price evidence, not as a closed-sale index.
Ministry of Tourism, Tourism Statistics Report Q1 2026	It is an official Cambodia tourism report and helps measure the recovery behind short-term rental demand.	We used it to check national tourism momentum in early 2026. We combined it with airport and local market evidence before estimating short-term rental demand.
Ministry of Tourism, Tourism Statistics Report October 2025	It gives official airport-entry data, including information useful for Sihanoukville’s air connectivity recovery.	We used it to understand whether Sihanoukville airport demand was recovering from a low base. We kept our Airbnb assumptions conservative because recovery was still incomplete.
Sihanouk International Airport official site	It is the official airport website for current connectivity and route information.	We used it to verify the transport base for tourism and short-stay demand. We did not treat more flights as automatic proof of higher condo prices.
Sihanoukville Autonomous Port development plan	It is the official port operator’s page for Cambodia’s main deep-sea port and development direction.	We used it to identify the port as Sihanoukville’s strongest structural demand driver. We linked it mainly to logistics jobs, rentals, and port-corridor housing demand.
JICA Sihanoukville Port master-plan record	JICA is a major public development agency and the record gives project details for the port master plan.	We used it to confirm the 24-month master-plan work for transforming the port into a regional logistics hub. We used this for long-term demand, not instant price gains.
Cambodia foreign ownership law	It provides the law that allows foreigners to own qualifying private units in co-owned buildings.	We used it to explain what foreign buyers can legally buy in Sihanoukville. We then cross-checked the practical risks with market and financing sources.
Maybank Cambodia housing loan page	It is a live bank product page that shows practical borrower eligibility and financing limits.	We used it as evidence that foreigner lending can be selective. We combined it with NBC credit data before estimating foreign-buyer mortgage access.
World Bank Cambodia June 2026 update	It is a current multilateral source for Cambodia’s 2026 macroeconomic outlook and risk environment.	We used it to keep our 2026 demand and price outlook cautious. We combined it with ADB, IMF, and local property sources.